Whether you're buying or selling a home, a home inspection can reveal issues that affect the transaction, from minor maintenance needs to major safety and structural concerns.
Sellers may choose a presale inspection to identify potential problems before listing, while buyers will usually schedule an inspection after going under contract. Understanding how the property's condition affects VA loan or other mortgage financing can help both sides avoid surprises and delays.
Differences Between a VA Loan Appraisal and Home Inspection
Before we get to some of the most common problems found during a home inspection, it’s important to know the difference between a VA home loan appraisal and a home inspection. Although many people use the terms interchangeably, they are not the same.
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VA Loan Appraisal
VA loan financing requires an appraisal. A VA appraisal’s main point is to assess the property’s fair market value and determine whether it meets the VA's Minimum Property Requiremets (MPRs), which help ensure the home is safe, structurally sound, and sanitary.
If the appraiser identifies conditions that don’t meet the MPRs, repairs may be required before the VA loan moves forward. In some circumstances, the borrower and lender may request a waiver.
Common MPR violations:
- Structural or foundation issues
- Deficient heating or electrical systems
- Roof damage
- Problems with water or sewage systems
- Wood-destroying insect damage where VA requirements apply
Note: The VA updated its Minimum Property Requirements effective May 1, 2026, so sellers and buyers should refer to current VA guidance or ask their lender about the latest requirements.
Home Inspection Details
The VA doesn’t require a home inspection; however, an inspection gives buyers a closer look at the property’s condition and can alert sellers to issues that may arise during the transaction. Many VA loan home buyers include an inspection contingency in their purchase agreement.
Who Pays for the Home Inspection?
Buyers most often pay for the home inspection they schedule during the home-selling process. Sellers may also pay for a presale inspection before listing. Costs vary depending on the size and location of the home and the inspector’s qualifications. Additional testing for issues such as radon, mold, pests, or septic systems can cost extra.
How Long Does a Home Inspection Take?
A home inspection usually takes several hours. The written report may be available the same day or within a few days.
What About Buying a Home As Is?
Buying a home "as is" generally means the seller doesn’t intend to make repairs before the sale, but buyers should still consider an inspection to understand the property’s condition, anticipate repair costs, and decide whether they're comfortable moving forward.
An as-is sale also doesn’t override lender requirements, so repairs identified during an appraisal may still be necessary for financing.
Should you have a home inspection? Learn more here.
11 Common Home Inspection Issues
What are the most common problems found during a home inspection?
Inspectors frequently uncover issues involving foundations, roofing, plumbing, electrical systems, drainage, HVAC systems, pests, and moisture. Every house has its quirks, and inspectors will often find something worth noting. Findings can range from small maintenance items and DIY fixes to larger problems that require professional attention.
A home inspection isn't a pass-or-fail test. Finding problems doesn’t mean the buyer should walk away or that a seller won't be able to sell their home.
1. Foundation Issues
Foundation problems can be expensive and time-consuming to repair, and significant damage may also affect financing. Warning signs include:
- Cracks in the exterior and interior walls
- Uneven floors
- Doors and windows that aren’t "square" or don't function correctly
- A cracked or leaning chimney
2. The Overall Structure
A sagging roofline, large cracks near windows or doors, or uneven floors may indicate structural concerns. A structural engineer can evaluate suspected problems and recommend repairs.
3. Unpermitted or Unsafe Improvements
A standard home inspection isn't a formal building code inspection, and an older home isn't required to meet every current building code. However, unpermitted additions or unsafe DIY electrical, plumbing, or structural work creates problems during a sale. Permit requirements vary by city, county, and state.
4. Pest Infestations
VA financing may require a wood-destroying insect inspection or related documentation in certain locations because the damage can affect almost any part of the house's structure, from the foundation to the rafters. Termites, carpenter ants, rodents, and other pests can damage a home’s structure. Signs may include droppings, chew marks, tunnels, or damaged wood.
5. Roof Damage
The inspector will look at the visible condition of the roof, including damaged or missing shingles or tiles. They’ll also look for signs of water damage on the roof and in the attic, such as sagging or signs of water intrusion.
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6. Plumbing System Problems
Leaks and other plumbing problems lead to water damage, mold, and rot. Home inspectors will check for:
- Low water pressure
- Pipes with leaks
- Water stains and mildew
7. Mold and Moisture
Mold can result from plumbing or roof leaks, drainage problems, flooding, condensation, or excess humidity. A standard home inspection may identify visible moisture or suspected growth but doesn't usually include mold testing. If mold is suspected, additional evaluation or testing by a qualified professional may be needed.
8. Poor Drainage
Poor drainage can lead to moisture intrusion and foundation or landscaping problems. Warning signs include:
- Standing water in the yard
- Basement moisture or musty odors
- Broken or overflowing gutters
9. Electrical Problems
Inspectors look for visible electrical problems such as exposed or damaged wiring, non-working outlets or switches, panel problems, and other potential safety hazards.
10. HVAC Issues
HVAC stands for heating, ventilation, and air conditioning. Inspectors typically operate accessible heating and cooling equipment and look for visible signs of damage, improper operation, or safety concerns. Problems may include equipment that doesn't work correctly, damaged ductwork, unusual noises, or concerns with electrical or gas connections.
11. Environmental Hazards
Older homes may raise concerns about asbestos, lead paint, radon, or other environmental hazards. A standard home inspection generally doesn't include specialized testing for these substances.
If asbestos-containing material is suspected, don’t disturb it. Not all intact asbestos-containing material needs to be removed, so consult a qualified professional about the safest approach.
Should Buyers Move Forward if the Inspection Finds Problems?
Finding problems during a home inspection doesn't automatically mean a buyer should walk away. Consider the severity and cost of repairs, your budget, financing requirements, and the purchase contract. Depending on the contract, buyers can request repairs, negotiate a credit or price adjustment, accept the property as is, or terminate the purchase.
What Home Inspection Issues Are Deal Breakers?
There's no universal list of home inspection deal breakers. A problem one buyer is willing to repair could send another buyer running for the hills.
Major structural or foundation problems, roof problems, extensive water damage, serious electrical issues, or costly environmental concerns are all issues that might cause buyers to reconsider. The ultimate decision usually depends on the severity and cost of the repairs, the buyer’s budget and tolerance for renovations, and whether the problem affects financing or insurability.
Home inspection findings don’t automatically require every issue to be repaired. Buyers and sellers can often negotiate repairs, credits, price adjustments, or other solutions depending on the purchase contract and market conditions.
Financing-related appraisal conditions are different. If a VA or other lender determines certain repairs must be completed for the property to qualify for the buyer’s financing, those issues need to be resolved before that buyer can close.
Whether you’re buying or selling, understanding common home inspection problems can help you anticipate repair costs, make informed decisions, and avoid surprises before closing.
Get even more guidance for your home sale with our free guide below:
